Premium RE, high COC return like a luxury STR or small balance multi family could be a good partial anchor. 

We appreciate your business, and we hope you continue to be happy in your home.In recent months, property taxes and school taxes have increased, and the costs of labor, materials and insurance premiums have increased significantly.

My preference is use AirDNA (premium) which include links to comps then double check their calendar/pricing. 

@Margaret Dreesen1) You typically cannot use the SD to cover damages while the tenant is still living in the property w/o the tenant's written approval.2) Even if tenant agrees, not a sound business strategy as now you have nothing to cover possible damages when tenant moves out.3) Filing a claim on your own insurance is also business-foolish, as now your claim will track you in the insurance world for about 5-7 years and if you have another claim - may lead to cancellation or spike in premiums.4) Tenant is 100% responsible for the damages!

This may be an expense the current owner cannot afford.The auction company charges a Buyer's Premium (typically 10% of the high bid) and it is paid by the buyer.

I've helped a few dozen buyers purchase in this market and we've never paid a premium for future revenue.

Does it make sense to pay a premium for cheap interest rates with seller financing, or would it just be better to put 25% and forget about my 15% criteria and just go for distressed sellers and just get a commercial loan. 

Turn key typically comes at a premium since its designed to be "hands off" but make sure that premium is still marginally in line with the rest of the market.   

Oklahoma does have very high insurance premiums relative to other markets due to frequent hail storms.

I don't want to pay the general contractor's premium.